HomeMy WebLinkAbout20031468.tiff Weld County Planning Department
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MEMORANDUM " o ?pry)
CTO: Lance Unverzagt, Planner I DATE: March 19, 2003
COLORADO FROM: Donald Carroll, Engineering Administrator �,
SUBJECT: AmUSR-1282, John Johnson
The Weld County Public Works Department has reviewed this proposal; this project falls primarily under the
purview of the Use by Special Review Standards, Weld County Code, Chapter 23, Article II, Division 4, Section
23. Our comments and requirements are as follows:
COMMENTS:
WCR 74 is designated on the Transportation Plan Map as a major arterial road, which requires a 140-foot
right-of-way at full build out. There is presently a 60-foot right-of-way. This road is maintained by Weld
County, pursuant to the definition of SETBACK in the Weld County Code Zoning Ordinance 89, as amended.
The required setback is measured from the future right-of-way line.
WCR 47 is designated on the Transportation Plan Map as a local gravel road, which requires a 60-foot right-of-
--way at full build out. There is presently a 60-foot right-of-way. This road is maintained by Weld County,
pursuant to the definition of SETBACK in the Weld County Code Zoning Ordinance 89, as amended. The
required setback is measured from the future right-of-way line.
REQUIREMENTS:
Access: There are existing residential and agricultural accesses to the facility. The applicant iidentified a
new access point at the south end of the USR, which will accommodate the new milk parlor.
If a drainage culvert is required, a 15-inch corrugated pipe is the County's minimum size requirements. If the
applicant chooses to place a larger culvert, please contact the Weld County Public Works Department to
adequately size the culvert.
Vehicle Circulation and Parking: The circulation areas, parking, alleys, and feed storage areas all appear to
be adequate for the facility. Off-street parking and loading areas shall be surfaced with gravel or the equivalent
and shall be graded to prevent drainage problems.
The applicant indicted that there will be approximately 19 employees working three shifts and one additional
milk truck picking up products daily.
Right-of-Way: The applicant shall reserve an additional 40-foot right-of-way for future build-out of WCR 74.
Storm Water Drainage: The storm water drainage flow into the existing ponds. One new pond will be
constructed, maintained, and operated in accordance with the Colorado Confined Animal Feeding Control
Regulation. Water from these ponds is used for irrigation of farm ground. I am referring the storm water
Drainage to the Department of Health and Environment, as it deals with animal units.
EXHIBIT
pc: AmUSR-1282 MAPLANNING\USR-6.doc
2
2003-1468
Memorandum
t TO: Lance Unverzagt, Department of Planning
p
WI I
D CoDATE: March 25, 2003
FROM: Trevor Jiricek� epa�Health and
COLORADO Environment
SUBJECT: AMUSR-1282, John Johnson
The Weld County Department of Public Health and Environment has reviewed this
application. We recommend for approval of the dairy/feedlot with numerous
recommended conditions and standards. We have attempted to simplify our referral by
separating the proposed conditions into conditions of approval and development
standards.
The following are recommended to be conditions of approval:
1. Prior to recording the plat:
A) The facility shall demonstrate compliance with the Confined Animal
Feeding Operations Control (CAFO) Regulations and the additional
requirements outlined below. This shall be demonstrated by submitting a
comprehensive manure and waste water management plan, for a 11,240
(up to 2,000 dairy cows) head facility, to the Weld County Department of
Public Health and Environment for review and approval. This plan shall
include, but not be limited to the following:
(1) Demonstration that all manure stockpile areas and waste water
collection, conveyance, and retention facilities are adequately sized
and constructed to handle and retain the storm water run-off
generated from a twenty-five year, twenty-four hour storm event.
This shall be conducted by a Registered Professional Engineer .
(2) Demonstration that any proposed waste water retention structure
will be constructed in accordance with the CAFO Regulations and
to have a seepage rate not to exceed 1/32'/day. The demonstration
shall be conducted by a Registered Professional engineer.
(3) A site map demonstrating the layout of the site. This should
Page 1
include the locations of all pens, structures, feed storage areas,
any water courses through the property, manure storage areas,
lagoons, etc.
(4) A surface contour map which demonstrates all surface water
control features on the site. This should include surveyed surface
elevations, indicate flow direction, run-on and run-off control
features, etc.
(5) Demonstration that the facility has the ability to manage, dispose,
and/or land apply manure and waste water at agronomic rates in
accordance with the CAFO regulations.
(6) Demonstration that adequate measures are in place to prevent any
discharges except those which are allowed by the CAFO
Regulations.
(7) Other necessary measures which are required in order to comply
with the CAFO Regulations.
(8) A description of the types of records that will be maintained on the
facility, as required by the CAFO Regulations.
(9) Evidence that the site is graded to convey stormwater or other
waste waters to retention facilities in order to prevent stagnant or
pooling water.
B) In accordance with CAFO, the applicant shall submit the facility's manure and
waste water management plan to the Colorado Department of Public Health
and Environment for review and comment.
C) Dust abatement, fly control, odor control, and pest control plans shall be
submitted to the Weld County Department of Public Health and Environment
for review and approval.
The following are recommended to be development standards:
11. Fugitive dust shall be controlled on this site. The facility shall be operated in
accordance with the approved dust abatement plan at all times.
2. All liquid and solid waste shall be stored and removed for final disposal in a
manner that protects against surface and groundwater contamination.
3. There shall be no permanent disposal of solid wastes, as defined in the
Regulations Pertaining to Solid Waste Disposal Sites and Facilities (6 CCR
1007-2), at this site.
Page 2
s! Ai 4. The facility shall maintain compliance with Confined Animal Feeding Operations
Control Regulations (5 CCR 1002-19) and the Weld County Code, as amended.
r• 5. The facility shall adhere to the maximum permissible noise levels allowed in the
Light Industrial Zone as delineated in Section 25-12-103 C.R.S, as amended.
6. Any required CDPS Permit shall be maintained in compliance with the Water
Quality Control Division of the Colorado Department of Public Health &
Environment.
7. The facility shall not discharge run-off or other waste waters to surface or
groundwater with exception to what is allowed by the Confined Animal Feeding
Operations Control Regulations.
8. Wastes materials, not specifically addressed by other development standards,
shall be handled, stored, and disposed in a manner that controls fugitive dust,
blowing debris, and other potential nuisance conditions.
9. The applicant shall remove, handle, and stockpile manure from the livestock
area in a manner that will prevent nuisance conditions. The manure piles shall
not be allowed to exist or deteriorate to a condition that facilitates excessive
odors, flies, insect pests, or pollutant runoff. The surface beneath the manure
storage areas shall be of materials which are protective of State waters. These
areas shall be constructed to minimize seepage or percolation of manure
contaminated water. In no event shall the facility impact or degrade waters of
the State in violation of the Confined Animal Feeding Operations Control
Regulation (5 CCR 1002-19).
i 10. The facility shall be operated in accordance with the approved odor abatement
plan. Odors detected off site shall not equal or exceed the level of fifteen-to-one
dilution threshold, as measured pursuant to Regulation 2 of the Colorado Air
Pollution Control Regulations. Additional controls shall be implemented at the
request of the Weld County Department of Public Health and Environment in the
event odor levels detected off site of the facility meet or exceed the level of
fifteen-to-one dilution threshold, or in the judgement of the Weld County Health
Officer, there exists an odor condition requiring abatement.
it 11. A spillage retention berm shall be required around any fuel container with a
volume greater than 50 gallons. The volume retained by the spillage berm
should be greater than the volume of the largest tank inside the berm.
t 12. The facility shall be operated in a manner to control flies. The facility shall be
operated in accordance, at all times, with the approved fly control plan.
Additional fly control measures shall be implemented at the request of the Weld
County Department of Public Health and Environment in the event that flies
(which can be determined to be associated with the facility) are in such a number
to be considered a nuisance condition. The plan shall also be implemented in
the event the Weld County Department of Public Health and Environment
Page 3
receives a significant number of fly (associated with facility) complaints, and in
the judgement of the Weld County Health Officer, there exists a fly condition
requiring abatement.
13. A septic system shall be installed to dispose any domestic wastes generated
within the milking parlor. The system shall comply with all provisions of the Weld
County Individual Sewage Disposal System Regulations.
14. There shall be no burning conducted at the site, with exception to burning
defined as "agricultural open burning" as defined by Regulation No. 1 of the
Colorado Air Quality Control Commission Regulations.
15. The facility shall be operated in accordance with the approved manure and
waste water management plan.
16. No cattle shall have direct access to Waters of the State except access that is
allowed per the Confined Animal Feeding Operations Control Regulation (5 CCR
1002-19).
17. The facility shall be operated and maintained in a manner to prevent nuisance
conditions.
18. The facility shall be operated in a manner to control pests. The facility shall be
operated in accordance, at all times, with the approved pest control plan.
Additional control measures shall be implemented at the request of the Weld
County Department of Public Health and Environment in the event that rodents
(which can be determined to be associated with the facility) are in such a number
to be considered a nuisance condition.
19. There shall be no more that 2,000 head of dairy cows located on the facility at
any given time.
Page 4
ris:t4 DEPARTMENT OF BUILDING INSPECTION
r-� Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO80631
WEBSITE: www.co.weld.co.us
Phone(970) 353-6100, Ext. 3540
Fax(970) 304-6498
C.
COLORADO
March 24, 2003
John Johnson
Site Specific Development Plan and Special Review Permit for a Dairy in the A (Agricultural)
Zone District.
AmUSR-1282
There are no current or historical building permits on record for this property.
1. A building permit shall be obtained prior to the construction of the milking parlor and/or any
other buildings. Buildings that meet the definition of an Ag Exempt building as specified in
Section 29-3-20B.13 of the Weld County Code do not need building permits, however those
buildings shall obtain a Certificate of Compliance in accordance with Section 29-3-20B.13b. An
electrical permit and/or plumbing permit shall be required for any electrical work or plumbing
allowed in an Ag Exempt building. Pens, corrals or concrete pads do not require building
permits.
A plan review is required for each building for which a building permit is required. Plans
shall bear the wet stamp of a Colorado registered architect or engineer. Two complete sets of
plans are required when applying for each permit.
1. Buildings shall conform to the requirements of the various codes adopted at the time of
permit application. Currently the following has been adopted by Weld County: 1997 Uniform
Building Code, 1998 International Mechanical Code, 1997 International Plumbing Code, 2002
National Electrical Code and Chapter 29 of the Weld County Code.
4. Each building will require an engineered foundation based on a site-specific geotechnical
report or an open hole inspection performed by a Colorado registered engineer. Engineered
foundations shall be designed by a Colorado registered engineer.
tic. Building height shall be limited to the maximum height allowed per UBC Table 5-B. Wall and
opening protection and limitations shall be in accordance with UBC Table 5-A. Separation of
buildings of mixed occupancy classifications shall be in accordance with UBC Table 3-B and
Chapter 3. Setback and offset distances shall be determined by the Zoning Ordinance.
Service,Teamwork, Integrity,Quality
Page 2.
6. Building height shall be measured in accordance with the 1997 Uniform Building Code for the
purpose of determining the maximum building size and height for various uses and types of
construction and to determine compliance with the Bulk Requirements from Chapter 27 of the
Weld County Code. Building height shall be measured in accordance with Chapter 23 of the
Weld County Code in order to determine compliance with offset and setback requirements.
Offset and setback requirements are measured to the farthest projection from the building.
7. A Flood Hazard Development Permit shall be submitted for buildings constructed within the
100-year flood plain.
Please contact me for any further information regarding this project.
Sincerely,
Jeff Reif
Building Official
r
Service,Teamwork, Integrity,Quality
C
rtorwase
, Weld County Referral
WI I March 4, 2003
c
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant John Johnson Case Number AmUSR-1282
Please Reply By March 25, 2003 Planner Lance Unverzagt
Project Site Specific Development Plan and Special Review Permit for a Dairy in the A
(Agricultural)Zone District.
Legal Lot B AmRE-499; part S2 NE4 S2 NW4 Section 1, T6N, R65W of the 6th P.M.,
Weld County, Colorado.
Location East of and adjacent to WCR 47; South of and adjacent to WCR 74.
r
Parcel Number 0803 01 000056
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
may be deemed to be a positive response to the Department of Planning Services. If you have any further
questions regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) May 6, 2003
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
N4 We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:
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Signature Vc 'n Date
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xxWeld County Planning Dept. •'x1555 N. 17th Ave.Greeley,CO.80631 +(970)353-6100 ext.3540 t(970)304-6498 fax
' w MEMORANDUM
W TO: Chris Gathman, Planner II
Lance Unverzagt, Planner
COLORADO DATE: March 6, 2003
FROM: Kim Ogle, Planner III p►
SUBJECT: John Johnson, AmUSR 1282
JF Cattle Company
Site Plan /Landscape Review
The Department of Planning Services reviewed the submitted documents and offer the following
comments:
The application materials state that the property is not located within any overlay zones. The property
is west of and adjacent to the Greeley Number 2 Canal
The application materials state that this will be an amendment to the existing USR # 1282 to include
dairy cows and feeder calves instead of cattle and horses. The number of cow allowed by a Use by
Right is four cows per acre or 546 cows (136.62 acres). This application is requesting an upstand limit
of 11,240 cows and feeders maximum. The proposal also includes a new milking parlor employing
approximately nineteen (19) employees in three shifts twenty-four hours each day, seven days each
i"• week. An addition lagoon is also planned under this application. Given this number of employees, the
Department of Planning Services shall require ten parking spaces, including two of the ten spaces for
large vehicle loading, i.e., the semi-tractor trucks associated with the proposed operation.
The application states that a separate Landscape Plan is to be submitted. The referral notice received
did not include such drawings. The applicant states that it is their intent to add additional landscaping.
Staff suggests that to mitigate impacts to surrounding properties, that a Buffering and Screening Plan
be required. The Buffering and Screening Plan components may include berms, hedgerow planting for
wind breaks and opaque fencing at a minimum.
Drawing C-1, dated February 11, 2002 delineates the existing site conditions and surrounding property
owners. It is noted that the Site Plan drawing does not meet the standards of appropriate scale. All
drawings associated with USRs are required to be drawn at one inch equals fifty (50), one hundred
(100) or two hundred (200) feet. The drawing shall be labeled "Site Plan Map".
Drawing C-2, dated February 11, 2002 delineates the proposed Site Plan. Given that the equine
component has been removed from the application, it is unclear as to why the horse corral and
associated equine structure(s) remains on site. It is also noted that the boundary of the USR does not
match the property boundary. The south property line of the USR boundary is well north of the
southern property line. The applicant shall provide a rational reason for why this boundary does not
match the property line.
There is one residence delineated on the Site Plan with no additional housing units identified or
discussed in the application materials. The applicant shall request additional housing units for
employees at the hearing or amend their application.
�lrik
Drawings C-1 and C-2 shall also be amended to delineate the following at a minimum:
1. USR Boundary shall be a heavy line;
2. The entire property should be delineated on each sheet;
3. The right-of-way for the Greeley Number 2 Canal;
4. Additional housing units for the operation, if required.
End memorandum
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER a cow
Division of Water Resources �0
Department of Natural Resources tiQ ,
March 12, 2003
r
1313 Sherman Street, Room 818 \* x
Denver,Colorado 80203 "e Le)::.;/ Planning Department v J876 Y
Phone(303)866-3581 GREELEY OFFICE
FAX(303)866-3589
Bill Owens
www.water.state.co.us MAR 1 4 2003 Governor
Mr. Lance Uverzagt Greg E Watcher
Executive Director
Weld County Planning Department RECEVED Si
mpson,D. m son,PE.
1555 North 17th Avenue State Engineer
Greeley Co 80631
Re: Special Review Permit for a Diary Farm
Case No. AmUSR-1282
NW1/4, Sec. 1,T6N,R65W,6th P.M.
Water Division 1,Water District 1
Dear Mr. Uverzagt:
As you may already know, the State Engineer's office through a Memorandum dated
August 7, 1995 has informed the counties that effective August 31, 1995, this office will no longer
respond to land use actions that do not involve the subdivision of land as defined in Section 30-28-
101(10)(a) C.R.S. (see-attached memorandum). These actions include but are not limited to lot line
adjustments, zone change request, special use land and division by exemption. This referral does
not appear to qualify as a"subdivision".
However, as a courtesy we will provide the following comments. Review of the submitted
material indicates that the proposal is to include the addition of a milk parlor and lagoon, and to
revise the approved number of animals within the diary farm. Water for this proposal is to be
provided by the North Weld County Water District (District) and a letter of commitment from the
District was also included. The District presently provides water service to the property through the
existing meter #399(11) and is able to supply additional water for the milk parlor through the
existing meter. Based on current records on file in this office the District currently has an adequate
uncommitted water supply to provide the water associated with this project.
If you have any question in this matter please contact this office at 303/866-3581.
Sincerely,
Kevin G. Rein
Water Resource Engineer
Cc: Jim Hall,Acting Division Engineer
KGR/IC
THE NORTH SIDE LATERAL COMPANY
THE NORTH SIDE EXTENSION DITCH COMPANY
OW) 352-0222
`ho
Weld County Planning Department
GREELEY OFFICE
APR 2 1 2003
April 5, 2003 RECEIVED
Weld County Planning Dept.
Attn: Lance Unverzagt
1555 N. 17th Ave
Greeley, CO 80631
Re: Case Number AmUSR-1282, Applicant: John Johnson
Dear Mr. Unverzagt,
The New Cache La Poudre Irrigating Company, the North Side
Lateral Company and the North Side Extension Ditch Company have
their canals and some reservoirs below the proposed dairy. The
companies are concerned about water quality should the dairy not
be able to control their effluent. The impact of a spill would
affect several thousand acres of cropland. And so, the companies
are requesting that the plans for the retention of waste
scrutinized closely to be certain that adequate protection is
provided. Thank you.
Sincerely,
Ql
Dale Trowbridge
Office Manager
33040 Railroad Avenue • P.O. Box 104 • Lucerne. Colorado 80646
n
Weld County Planning Department
GREELEY OFFICE
APR 1 4 2003
° RECEIVED
Weld County Referral
March 4, 2003
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant John Johnson Case Number AmUSR-1282
Please Reply By March 25, 2003 Planner Lance Unverzagt
Project Site Specific Development Plan and Special Review Permit for a Dairy in the A
(Agricultural)Zone District.
Legal Lot B AmRE-499; part S2 NE4 S2 NW4 Section 1, T6N, R65W of the 6th P.M.,
Weld County, Colorado.
Location East of and adjacent to WCR 47; South of and adjacent to WCR 74.
Parcel Number 0803 01 000056
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
may be deemed to be a positive response to the Department of Planning Services. If you have any further
questions regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) May 6, 2003
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
XWe have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: .O"tom
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Signature Date (y-42— a 3
Agency L- KTEN$'b.J
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+Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 4(970)353-6100 ext.3540 +(970)304-6498 fax
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Weld County Planning Department
GREELEY OFFICE
r—. MAR 1 7 2003
Weld County Referral
March 4, 2003
WI I D
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant John Johnson Case Number AmUSR-1282 .
Please Reply By March 25, 2003 Planner Lance Unverzagt
Project Site Specific Development Plan and Special Review Permit for a Dairy in the A
(Agricultural)Zone District.
Legal Lot B AmRE-499; part S2 NE4 S2 NW4 Section 1, T6N, R65W of the 6th P.M.,
Weld County, Colorado.
Location East of and adjacent to WCR 47; South of and adjacent to WCR 74.
Parcel Number 0803 01 000056
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
may be deemed to be a positive response to the Department of Planning Services. If you have any further
questions regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) May 6, 2003
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: _
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Agency \,J C, c- Q
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley, CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
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